Blk 856 Tampines St 82
TAMPINES ST 82 · TAMPINES · Singapore 520856 · D18
Median PSF · 12m
S$576
Median price · 12m
S$605K
Latest sale
S$765K
Aug 2026
1-year change
+0.9%
Sales · 12m
8
223 all time
Gross yield
6.79%
7 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +14.5%
- Annualised
- +4.3%
- Transactions
- 40
- 1 year
- +0.9%
- 3 years p.a.
- +3.4%
- 5 years p.a.
- +5.6%
- Median size
- 1,006 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 856 Tampines St 82 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$576 | S$601 | -4.2% |
| Median price | S$605K | S$720K | -15.9% |
| Gross rental yield | 6.79% | 5.99% | +0.8 pts |
| 1-year price change | +0.9% | +0.4% | +0.4 pts |
This development trades about 4% below the D18 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,300
Contracts · 12m
7
Implied annual rent
S$40K
Gross yield
6.79%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 6 | S$3,250 |
| 5 ROOM | 1 | S$3,600 |
Investment analysis
Investment score 50 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
50/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%76
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%67
Gross yield against every other development in its segment.
- Valuationweight 22%53
How its median price per square foot compares with its own district.
- Price momentumweight 18%41
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%36
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 810 m.
- Supply riskweight 10%11
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tampines MRT810 m
- Tampines West MRT930 m
- Tampines North MRT1.8 km
- Bedok Reservoir MRT1.9 km
Schools within 2 km
- Junyuan Secondary Schoolsecondary (s1-s5)300 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)430 m
- St. Hilda'S Primary Schoolprimary450 m
- Poi Ching Schoolprimary490 m
- Junyuan Primary Schoolprimary690 m
- Springfield Secondary Schoolsecondary (s1-s5)810 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.8 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | 5 ROOM | S$765,000 | 1,313 sqft | S$583 | 04 TO 06 | 58 yr 9 mo |
| Aug 2026 | 5 ROOM | S$765,000 | 1,313 sqft | S$583 | 04 TO 06 | 58 yr 9 mo |
| Jun 2026 | 4 ROOM | S$518,888 | 904 sqft | S$574 | 04 TO 06 | 58 yr 11 mo |
| Jun 2026 | 4 ROOM | S$518,888 | 904 sqft | S$574 | 04 TO 06 | 58 yr 11 mo |
| Feb 2026 | 5 ROOM | S$690,000 | 1,313 sqft | S$525 | 01 TO 03 | 59 yr 3 mo |
| Feb 2026 | 5 ROOM | S$690,000 | 1,313 sqft | S$525 | 01 TO 03 | 59 yr 3 mo |
| Dec 2025 | 4 ROOM | S$520,888 | 904 sqft | S$576 | 04 TO 06 | 59 yr 4 mo |
| Dec 2025 | 4 ROOM | S$520,888 | 904 sqft | S$576 | 04 TO 06 | 59 yr 4 mo |
| Oct 2025 | 5 ROOM | S$708,888 | 1,313 sqft | S$540 | 01 TO 03 | 59 yr 6 mo |
| Oct 2025 | 5 ROOM | S$708,888 | 1,313 sqft | S$540 | 01 TO 03 | 59 yr 6 mo |
| Oct 2025 | 4 ROOM | S$528,888 | 904 sqft | S$585 | 01 TO 03 | 59 yr 7 mo |
| Oct 2025 | 4 ROOM | S$528,888 | 904 sqft | S$585 | 01 TO 03 | 59 yr 7 mo |
| Jul 2025 | 5 ROOM | S$750,000 | 1,313 sqft | S$571 | 04 TO 06 | 59 yr 10 mo |
| Jul 2025 | 5 ROOM | S$750,000 | 1,313 sqft | S$571 | 04 TO 06 | 59 yr 10 mo |
| Jun 2025 | 4 ROOM | S$628,000 | 1,109 sqft | S$566 | 04 TO 06 | 59 yr 10 mo |
| Jun 2025 | 4 ROOM | S$628,000 | 1,109 sqft | S$566 | 04 TO 06 | 59 yr 10 mo |
| Jun 2025 | 4 ROOM | S$525,000 | 904 sqft | S$581 | 01 TO 03 | 59 yr 11 mo |
| Jun 2025 | 4 ROOM | S$525,000 | 904 sqft | S$581 | 01 TO 03 | 59 yr 11 mo |
| Aug 2024 | 4 ROOM | S$520,000 | 904 sqft | S$575 | 04 TO 06 | 60 yr 9 mo |
| Aug 2024 | 4 ROOM | S$520,000 | 904 sqft | S$575 | 04 TO 06 | 60 yr 9 mo |
| Jun 2024 | 5 ROOM | S$738,000 | 1,313 sqft | S$562 | 07 TO 09 | 60 yr 11 mo |
| Jun 2024 | 5 ROOM | S$738,000 | 1,313 sqft | S$562 | 07 TO 09 | 60 yr 11 mo |
| May 2024 | 4 ROOM | S$522,888 | 904 sqft | S$578 | 04 TO 06 | 61 yrs |
| May 2024 | 4 ROOM | S$522,888 | 904 sqft | S$578 | 04 TO 06 | 61 yrs |
| Nov 2023 | 4 ROOM | S$568,000 | 904 sqft | S$628 | 07 TO 09 | 61 yr 7 mo |
| Nov 2023 | 4 ROOM | S$568,000 | 904 sqft | S$628 | 07 TO 09 | 61 yr 7 mo |
| Oct 2023 | 5 ROOM | S$650,000 | 1,313 sqft | S$495 | 07 TO 09 | 61 yr 7 mo |
| Oct 2023 | 5 ROOM | S$650,000 | 1,313 sqft | S$495 | 07 TO 09 | 61 yr 7 mo |
| Sep 2023 | 4 ROOM | S$541,000 | 904 sqft | S$598 | 10 TO 12 | 61 yr 8 mo |
| Sep 2023 | 4 ROOM | S$541,000 | 904 sqft | S$598 | 10 TO 12 | 61 yr 8 mo |
| Jul 2023 | 4 ROOM | S$508,000 | 904 sqft | S$562 | 07 TO 09 | 61 yr 11 mo |
| Jul 2023 | 4 ROOM | S$508,000 | 904 sqft | S$562 | 07 TO 09 | 61 yr 11 mo |
| Mar 2023 | 5 ROOM | S$698,888 | 1,313 sqft | S$532 | 07 TO 09 | 62 yr 2 mo |
| Mar 2023 | 5 ROOM | S$698,888 | 1,313 sqft | S$532 | 07 TO 09 | 62 yr 2 mo |
| Dec 2022 | 5 ROOM | S$670,000 | 1,313 sqft | S$510 | 01 TO 03 | 62 yr 5 mo |
| Dec 2022 | 5 ROOM | S$670,000 | 1,313 sqft | S$510 | 01 TO 03 | 62 yr 5 mo |
| Dec 2022 | 5 ROOM | S$635,888 | 1,313 sqft | S$484 | 07 TO 09 | 62 yr 5 mo |
| Dec 2022 | 5 ROOM | S$635,888 | 1,313 sqft | S$484 | 07 TO 09 | 62 yr 5 mo |
| Mar 2022 | 4 ROOM | S$460,000 | 904 sqft | S$509 | 07 TO 09 | 63 yr 2 mo |
| Mar 2022 | 4 ROOM | S$460,000 | 904 sqft | S$509 | 07 TO 09 | 63 yr 2 mo |
Showing the 40 most recent of 223 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 854 Tampines St 82
S$563
-7.0%4 sales6.7% yield
Blk 852 Tampines St 82
S$592
+4.5%4 sales6.6% yield
Blk 857 Tampines St 83
S$684
+4.2%2 sales4.5% yield
Blk 848 Tampines St 82
S$624
+2.5%4 sales7.0% yield
Blk 856B Tampines St 82
S$735
+21.6%2 sales4.7% yield
Blk 862 Tampines St 83
S$583
—8 sales5.7% yield
Blk 855 Tampines St 83
S$630
+3.5%6 sales5.8% yield
Blk 858 Tampines Ave 5
S$722
+5.1%8 sales4.1% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.